John Turnbull Multifamily Development and Special Projects Providence Community Housing

Over the next five years, our goal is to bring home 18,000 victims of Katrina by rebuilding and/or developing 7,000 units of housing - both single-family homes and apartments: Re-establish 1,500 affordable apartments for seniors Repair and rebuild 1,200 homes for the most vulnerable Develop 500 units of supportive housing for special needs populations Develop 2,600 mixed-income apartments Develop 1,200 affordable homes

New Orleans Pre Katrina

Growth of New Orleans along high ground

1895

Historical street patterns

–Traditional hierarchies at local level –Insular and highly idiosyncratic –Extraction economy –Limited scale –Limited capacity –Limited effective public government –Disinvestment –High poverty –Dependence on faith based and social networks A 19 th century economy

French Quarter Tulane / Canal CBD Treme Lafitte Iberville Arenas CURRENT CITY CORE NEIGHBORHOODS

Post Katrina

Immense scope of repairs and destruction Loss of family and social structure Loss of economic structure, especially middle class Accelerated loss of public infrastructure Challenges beyond capacity of local and state government – both $ and policy Influx of outside experts unfamiliar with culture Current challenges

Our known unknowns –Predictable population and demand –Benchmark elevations –Consistent codes –Federal and state funds –Urban planning –Construction costs –Utility costs –Legal records –Professional capacity –Urban Infrastructure –Levees/wetlands –Median income –Labor pool –Operating history –Insurance –Tax predictability

2 much (money + priorities) = 2 little done 2 little (time and expertise) Whats wrong with the fast track?

A couple of examples

Piggy Back - Piggy Bank $750 Million added funds to LIHTC for –Operating deficits for units 20%-50% AMI –Construction costs for PSH –Development costs for mixed income housing Same application as LIHTC

Last minute policy write-ups make for untested program Reluctance to discuss on or off record Inflexible minimum requirements for market rate Subsidy tied to very specific income targeting of <40% AMI For sale units ineligible PSH units are essentially subleased without subsidy Possible covenants against use of Section 8 Not available as construction financing Fannie Mae debt documents used for soft debt Operating subsidies may be provided but only as reimbursement post audit Piggy Back - Piggy Bank

Developers Holdem 75 day call on 10% test Zoning and permit challenges Insurance and utility hikes Truth and consequences All-in gamble for extra credits

Role for not for profits Able to influence policy and political risk Able to absorb financial risk and defer fees Access to grants and soft loans for initial costs and public services Established neighborhood networks and services Credibility (even though limited capacity) Local legitimacy with community groups

Lafitte Treme

French Quarter CBD Lafitte Tulane / Canal Treme

Lafitte site

Lafitte today

Treme neighborhood

What Remains

Current housing stock

900 subsidized rentals matched with 600 moderate income homes for sale Reactivate community center with new Clinic, Head Start and Education programs Phase 1 – 812 units »$119 million LIHTC Equity »$18 million HANO / HUD »$27 million State CDBG Redevelopment on 2 scales – mixed income replacement of public housing and scattered site new construction

Respecting the traditional designs – it is the façade that counts

Katrina Cottage

Double Shotgun Camelback

A break in the process What did HANO do? Evacuate Issue displacement vouchers Secure sites Sit out recovery plans Announce demolition Begin public process Enter challenge phase

What didnt happen? One on one case management Monitor relocation Evaluate repair costs Contact residents and survey demand Publicize alternative long term options Prepare rebuilding and re-occupancy guidelines A break in the process What did HANO do? Evacuate Issue displacement vouchers Secure sites Sit out recovery plans Announce demolition Begin public process Enter challenge phase

–One on One case management –Potential interim rehab of older buildings –Reintroducing historic blocks –Compatible infill on scattered sites –Issues of relocation and reoccupancy criteria –Deconcentration of subsidized units but NOT reduction in number Phased development – Now it May be Required

Some current issues Land acquisition Development in manageable increments Commitment to providing opportunity for all to return Resident counseling – what was normal before isnt now Blight removal

Some current issues Rapid construction incorporating traditional design with new codes Coordination of policy and programs Recreating the other parts of a mixed use community Community safety

Some VERY important needs Tempering expectations Advancing hope THANKS